Section 8 Waiting List Status:
Affordable Housing Online is tracking the status of the Muskegon Housing Commission Section 8 Housing Choice Voucher Waiting List. This is what we know as of our most recent update on May 12th, 2016.
Please note: The Muskegon Housing Commission covers Muskegon County, MI.
The Muskegon Housing Commission (MHC) Section 8 Housing Choice Voucher waiting list is s opening soon for application submission for one day only, on May 18, 2016 from 12:00 pm until 4:00 pm ET.
To apply during the opening period
- Applicants can only submit an application if they picked one up on May 12, 2016.
- This waiting list has preferences. This means that applicants who qualify for these preferences will receive assistance before applicants who do not. Because of these preferences, applicants who do not qualify may have a longer wait to receive assistance.
, the completed application must be dropped off to the MHC office at the address above, on May 18, 2016 from 12:00 pm until 4:00 pm.
This waiting list has the following preferences: Elderly, near elderly, disabled.
Important note: Applicants who have been placed on the waiting list must inform the housing authority immediately if your application information changes (such as contact information, income, and household members). In the case that the office sends a notice that does not get returned, or if application information is out of date, your name may be terminated from the waiting list. Contact the housing authority to find out how to update application information.
Applicants will be placed on the waiting list by date and time of application submission, after sorting preferences.
For more information, visit the MHC website
, or call the office at (231) 722-2647.
Did you know that you can apply for Section 8 anywhere in the country? If your local Section 8 waiting list is
closed, you can apply to programs elsewhere. See all open waiting lists across the country on
our Waiting Lists page.
Public Housing Waiting List Status
Affordable Housing Online is tracking the status of the Muskegon Housing Commission Public Housing Waiting Lists. This is what
we know as of our most recent update August 7th, 2015.
The Muskegon Housing Commission (MHC) is currently accepting Public Housing waiting list pre-applications for families and senior/disabled individuals.
The MHC offers two Public Housing communities for families and senior/disabled individuals:
- Hartford Terrace has one bedroom units for senior/disabled individuals.
- The Family Public Housing program has duplexes for families that require two or bedrooms.
Once the application has been completed, it must be hand delivered to 1080 Terrace Street, Muskegon, MI 49442, from 9:30 am until 5:45 pm EDT, Monday-Thursday.
Be sure to include these documents with your application: Proof of all income, birth certificates, Social Security Cards, photo IDs for all adult household members, food stamp award letter, and bank statements.
The MHC does have a preference point system: Near elderly, elderly, and those who receive disability income.
For more information, visit the MHC website
, or call the office at (231) 722-2647 from 9:30 am until 5:45 pm, Monday-Thursday.
The Muskegon Housing Commission administers
both a public housing and Section 8 housing voucher program. The housing authority owns and manages 1 projects which contain 167 affordable rental units. It also administers 179 Section 8 housing vouchers.
According to HUD, Muskegon Housing Commission is determined to be a Small public housing authority, meaning it manages between 50 - 249 public housing units. Also according to the Department of Housing and Urban Development, the housing authority is designated as Small, meaning it administers 50 - 249 Section 8 vouchers.
Comparing the housing assistance distribution of Muskegon Housing Commission between Public Housing Units (48%) and Section 8 Housing Vouchers (52%) to that of all housing authorities in Michigan, Muskegon Housing Commission has a larger proportion of public housing units than the average housing authority. The housing authority’s proportion of Section 8 vouchers under management is larger than the average housing authority in Michigan.
Source United States Department of Housing and Urban Development (hud.gov, 2014)
Public housing authorities provide several affordable housing assistance programs to renters and sometimes homeowners. Most of these programs are funded by the Federal government through the Department of Housing and Urban Development (HUD).
The two primary housing programs administered by housing authorities are the Section 8 Housing Choice Voucher Program and the Low Rent Housing Program, also known as Public Housing.
Section 8 vouchers provide a rental subsidy to renters that absorbs housing costs that exceed 30% of their income. Renters can use the voucher to rent private housing in apartment communities or privately owned homes. The rent is capped based on a Payment Standard that is determined by the housing authority based on market rents in the target area. Section 8 assistance is very limited across the country and typically waiting lists for the assistance can stretch out for a decade.
Public housing is rental housing owned and managed by housing authorities. Renters pay only 30% of their adjusted income. Typically, public housing consists of apartment developments but sometimes can be scattered single family homes in some suburban or rural housing authorities. Public housing was the first form of affordable housing provided to low income Americans. It is one of the oldest housing assistance programs in the country.
Each year HUD reviews and scores the housing authority’s Section 8 program management
based on 14 different criteria. This score is a reflection of how well the housing
authority manages the Section 8 waiting list, the physical quality of housing
assisted with Section 8 and the financial management of the program.
From 2001 to 2009, Muskegon Housing Commission
scored an average of 83 points as of the last set of publicly available data. The housing authority had a high score of
100 in 2007
and a low score of 0 in 2002.
The average SEMAP Score for Housing Authorities in Michigan is 74.81.
Muskegon Housing Commission has an average score that is
more than the average Michigan housing authority. Higher SEMAP scores indicate more effective financial management, a smoother waiting list process and higher quality physical conditions at assisted properties.
Source President's Open Government Directive (hud.gov/offices/pih/, 2012)
HUD reviews and scores each public housing agency’s administration of the Section 8 Housing Choice Voucher Program through the Section Eight Management Assessment Program (SEMAP). The intent of the review and scoring system is to insure that public funds are administered in the most efficient manner while achieving the goal of adequately housing lower income persons.
The total number of points a PHA can receive under the SEMAP scoring model is 135 points. Any housing authority receiving a score more than 121 points is considered a High Performer. PHA’s receiving 81 to 120 points are rated as Standard Performers. Any housing authority that receives a score of 80 or less is considered Troubled and must go through a troubled agency review and cure process.
The assessment system reviews the PHA’s management performance on 14 different criteria. These criteria are:
1. Waiting List Management (15 points) - maximum points are awarded to housing authorities that have a written waiting list policy and do quality control sampling that demonstrates that at least 98% of all voucher recipients were chosen from the waiting list.
2. Rent Reasonableness (20 points) - points are awarded to PHA’s who have a written process for determining that rent paid to landlords under the Section 8 program are reasonable as compared to other comparable housing in the market area. Maximum points are awarded where a file review demonstrates the housing authority followed its written rent reasonableness policy.
3. Determining Adjusted Income (20 points) - points are awarded when a file review demonstrates that tenants receiving assistance had their income properly verified through a third party, accurately accounted for allowances and expenses and used the correct utility allowance in determining the tenant’s gross rent payment.
4. Utility Allowance Schedule (5 points) - maximum points are awarded where the PHA has a utility rate schedule that has been updated within the last 12 months if utility costs have fluctuated by 10% or more.
5. Housing Quality Standards (HQS) Quality Control Inspections (5 points) - points are awarded where a housing authority supervisor re-inspected a sampling of units inspected throughout the year.
6. HQS Enforcement (10 points) - points are awarded where all case file sampling demonstrated that any life threatening HQS issues were corrected within 24 hours, all other deficiencies were corrected within 30 days and in cases where these corrections were not made, rent subsidy payments were stopped prior to the first of the following month.
7. Expanding Housing Opportunities (5 points) - available only to housing authorities in metropolitan areas, points are awarded to PHA’s who have written policies for and strongly encourage participation of owners outside of areas of concentration of poverty and minority concentration. PHA’s must also explain voucher portability to renters and provide a list of neighboring housing authorities where the vouchers may be ported to.
8. Payment Standards (5 points) - points are awarded to PHA’s where a Payment Standard has been developed for each unit size in each FMR area in the housing authority's target area and those Payment Standards are not more than 110% of the FMR nor less than 90% of the FMR for that area.
9. Annual Reexaminations (10 points) - points are awarded to housing authorities who complete a reexamination of each voucher holder every 12 months.
10. Correct Tenant Rent Calculations (5 points) - points are awarded where the PHA correctly calculates the tenant’s rent payment.
11. Pre-Contract HQS (5 points) - points are awarded where each new rental unit was inspected and passed a HQS inspection.
12. Annual HQS Inspections - the housing authority inspects each unit receiving funds under the program at least once per year.
13. Lease Up (20 points) - points are awarded to housing authorities that execute assistance contracts for the number of units that has been under budget for at least a year.
14. Family Self Sufficiency Enrollment (10 points) - applicable only to housing authorities required to implement the Family Self Sufficiency (FSS) Program, points are awarded based on the success of FSS enrollment.
( Return to SEMAP Scores )
Housing Authority Annual and 5 Year Plans
Public housing agencies, also called public housing authorities, which receive funding from HUD,
are required to submit and receive approval from the US Department of Housing and Urban Development of
both an Annual Plan and a 5 Year Plan. These plans establish each housing authority’s policies,
strategies, programs and operations for meeting the housing needs of persons within their target area.
The housing authority plans include specific details about the cost of renovations to real
estate (also known as capital improvements), changes to Section 8 HCV policies, planned redevelopment of
public housing projects and other major administrative changes.
Following are the HUD-approved public housing agency plans for Muskegon Housing Commission.
||Plan PDF Document